At a glance
- Name an appraiser
- Twenty days after the written demand.
- Choose an umpire
- If the two appraisers cannot agree within 15 days, either party may ask a judge of a court of record in the county where the property sits to choose the umpire.
- If they cannot agree
- A judge of a court of record in the county of the property, on request.
- Suit deadline paused?
- No. Demanding appraisal does not pause the deadline to sue under the policy. Note that deadline before you demand appraisal.
- Licensing
- No state license for property claim appraisers. The policy requires each appraiser to be competent and impartial (some forms say disinterested), which is why an appraiser paid by a share of the award is open to challenge.
The clock
- Day 0 Written demand Either party. Certified mail.
- By day 20 Appraisers named 20 days for each side
- By day 35 Umpire chosen 15 days, or a judge appoints
- On site Inspection Both estimates, line by line
- The award Award signed Any two of three
- After filing Payment Commonly within 60 days
- Day 0 Written demand Either party. Certified mail.
- By day 20 Appraisers named 20 days for each side
- By day 35 Umpire chosen 15 days, or a judge appoints
- On site Inspection Both estimates, line by line
- The award Award signed Any two of three
- After filing Payment Commonly within 60 days
Appraisal in Washington begins with a written demand from one party to the other. The deadlines in the table above run from that demand: first the period to name an appraiser, then the period for the two appraisers to agree on an umpire. Send the demand by certified mail with return receipt, and keep a copy with the policy.
Once the panel is complete, the appraisers inspect the property, prepare their estimates and work through the differences line by line. Only what they cannot settle goes to the umpire.
On the deadline to sue: No. Demanding appraisal does not pause the deadline to sue under the policy. Note that deadline before you demand appraisal.
What the panel decides
Amount of loss. Appraisers do not decide whether the policy covers the loss, interpret policy language, or rule on bad faith. Those questions stay with the courts.
Everywhere, including Washington, the panel leaves alone whether the policy covers the loss, how the policy language is read, and whether the carrier acted in bad faith. Those are for the courts. An award that strays into them is the one most likely to be set aside.
Who may serve
No state license for property claim appraisers. The policy requires each appraiser to be competent and impartial (some forms say disinterested), which is why an appraiser paid by a share of the award is open to challenge.
Whatever the statute says, the policy standard is the one that decides most challenges: an appraiser must be competent and impartial, or in some forms disinterested. The contractor who will do the work, a public adjuster paid a share of the claim, or anyone employed by a party does not meet it. We are paid a flat fee for that reason.
The award
An award is treated as binding on the amount of loss. Courts set awards aside only on narrow grounds such as fraud, mistake, an appraiser exceeding the authority the clause gives, or a partial appraiser.
Points particular to Washington
WAC 284-30-330(7) makes it an unfair practice to compel a policyholder into appraisal or litigation by offering substantially less than the amount ultimately recovered.
WAC 284-30-330(18) requires a good-faith settlement effort before a carrier invokes appraisal.
Washington courts enforce appraisal because it fixes value rather than liability (Keesling v. Western Fire Ins. Co., 10 Wn. App. 841 (1974)); a suit filed during appraisal is stayed, not dismissed. Coverage disputes must be resolved before an award is enforced.
Common losses in Washington
The disputes we see most often in Washington arise from:
- Wind and winter storm
- Wildfire
- Water and ice
- Earthquake (separate coverage)
Flood is insured separately, usually through the National Flood Insurance Program, under federal rules rather than Washington's. Its appraisal clause settles price only, and its deadlines are its own. How a flood claim works
Authorities
Statutes, regulations and case law change. This page was reviewed against official sources in October 2026 and describes the general rule; it is not legal advice about your claim.
Questions about appraisal in Washington
Does my Washington homeowners policy have an appraisal clause?
Almost certainly.
In Washington the appraisal clause is written into state law (Wash. Admin. Code 284-20-010; 284-30-330), so fire and homeowners policies must include it. You will find it under the policy's conditions, usually under the heading Appraisal.
How long do we have to name an appraiser in Washington?
Twenty days after the written demand.
Who chooses the umpire in Washington if the appraisers cannot agree?
A judge of a court of record in the county of the property, on request.
Can the appraisers decide whether my loss is covered in Washington?
Amount of loss.
Appraisers do not decide whether the policy covers the loss, interpret policy language, or rule on bad faith. Those questions stay with the courts.
Does demanding appraisal pause the deadline to sue in Washington?
No. Demanding appraisal does not pause the deadline to sue under the policy.
Note that deadline before you demand appraisal.
Do appraisers need a license in Washington?
No state license for property claim appraisers.
The policy requires each appraiser to be competent and impartial (some forms say disinterested), which is why an appraiser paid by a share of the award is open to challenge.
Nearby: Alaska, California, Hawaii, Oregon